Planning and Development – Survey and Investigation
Before breaking ground on any site, it’s essential to conduct the right environmental and technical surveys. Skipping this step can lead to planning delays, unexpected costs, compliance issues — or even serious structural problems later on.
At BioConsult, we support developers, architects, planners, and landowners with accurate, fast, and cost-effective surveys.
1. Topographical Survey
Purpose: Maps the site's physical features, boundaries, and elevations.
Why it matters: Essential for architects, planners, and engineers to design accurately.
2. Phase 1 Desktop Study
The Phase 1 Environmental Risk Assessment (Desk Study) is typically the first step in the process.
What this involves:
Historical land use review
Environmental database analysis
Identification of potential contamination
What it’s important:
Required by local authorities for planning approval
Highlights risks from former land uses (e.g. landfills, fuel storage)
Ensures safe future use for occupants
If risks are identified, a Phase 2 Intrusive Investigation is required
3. Contaminated Land Assessment – Managing Environmental Risk
If contamination is suspected or flagged, a Phase 2 Intrusive Investigation is required. We manage the entire process — from fieldwork to remediation planning.
Typical scope:
Soil and groundwater sampling
Ground gas monitoring
Risk assessment reports for planners
Benefits:
Avoids costly post-build remediation
Ensures regulatory compliance with the Environment Agency
4. Ecological Survey
Preliminary Ecological Appraisal (PEA): First step to identify habitats and species.
Phase 2 Surveys: May include protected species surveys (e.g. bats, badgers, great crested newts, reptiles).
Why it matters: Required by planning authorities to assess biodiversity impact and avoid legal breaches.If contamination is suspected or flagged, a Phase 2 Intrusive Investigation is required.
5. Arboricultural Survey (Tree Survey)
BS5837:2012 Survey: Assesses trees' condition and impact on development.
Tree Protection Plans (TPP)
Arboricultural Impact Assessments (AIA)
Why it matters: Helps protect valuable trees and informs site layout to avoid root damage.
6. Ground Investigation (GI) / Site Investigation
Why it matters: Reveals soil composition, contamination, and stability—critical for foundations and risk mitigation.
Includes:
Boreholes, trial pits, soil sampling.
Soil strength and bearing capacity
Ground stability and stratigraphy
Foundation design and CBR testing for roads
Why it matters:
Reveals soil composition, contamination, and stability—critical for foundations and risk mitigation.
7. Flood Risk Assessment (FRA)
Required for: Sites in or near flood zones (Flood Zones 2 and 3).
Why it matters: Assesses flood risk and proposes mitigation measures. Often required by the Environment Agency.
8. Drainage and SuDS Survey
Plan sustainable drainage systems (SuDS) to manage surface water.
Why it matters: Supports planning applications and prevents surface water flooding.
9. Utilities/Underground Services Survey
Map buried utilities (electricity, gas, water, telecoms).
Why it matters: Prevents costly and dangerous utility strikes during construction.
10. Noise Impact Assessment
Assess noise levels and impact of proposed development.
Why it matters: Often needed for residential or mixed-use developments near roads, rail, or industry.
11. Air Quality Assessment
Evaluate pollution levels and impact from/onto the site.
Why it matters: Important for planning in urban or sensitive locations.
Talk to our specialists:
If you need help with your business reach out today to speak to one of our expert teams.
FAQ’s
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As early as possible, ideally before submitting your planning application.
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Yes, we offer survey packages that reduce time and cost. Popular: Phase 1 + Geotechnical combo.
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Most reports are completed within 5–10 working days.
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We’ll provide full remediation and foundation advice tailored to your site and budget.
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Get in touch
Need guidance on your next project?
To find out more about our services and would like a quote. Contact one of our team today.
consult@biocongroup.co.uk
+44 (0) 1642 679000
1 Navigator Court, Stockton-On-Tees, England, TS18 3TQ